ᐅ New construction of an urban villa with a granny flat and double garage
Created on: 23 Dec 2016 16:15
G
google80
Hello dear house building forum community,
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
First of all, a big compliment to the forum and its users. We look forward to your opinions on our building project (main house with exterior plaster + granny flat (to be rented out) + double garage) with the following details:
Development plan/restrictions
Plot size: 808 m² (9749 sq ft)
Slope: No
Floor area ratio: 0.3 (+25 %)
Floor space index
Building window, building line and boundary: Yes, see site plan (blue line)
Edge development: Yes (garage 9 x 6 m (30 x 20 ft))
Number of parking spaces:
Number of floors: 1.5
Roof type: minimum 25 degrees
Architectural style: none specified
Orientation: none specified
Maximum height/limits: 9 m (30 ft)
Additional requirements: No ground sealing within 3 m (10 ft) around marked oak trees (3 pieces)
Client requirements
Architectural style, roof type, building type: Urban villa with hipped roof
Basement, floors: No basement
Number of occupants, age: Three (including tenant), between 20 and 40 years old
Space requirements on ground floor and upper floor: Granny flat 45 m² (484 sq ft), main house ground and upper floor each 90 m² (969 sq ft)
Office: Will be used as guest room
Number of overnight guests per year: 12-24
Open or closed architecture
Conservative or modern style: Modern urban villa
Open kitchen, kitchen island: Yes, with kitchen island and three glass components (one fixed and two sliding, to allow a closed kitchen if needed)
Number of dining seats: In kitchen and living room (similar to granny flat)
Fireplace: Prepared for installation
Music/surround system: Teufel 5.1 system
Balcony, roof terrace: No
Garage, carport: Lockable double garage
Utility garden, greenhouse: Utility garden
Additional wishes/special features/daily routine, including reasons why certain features are desired or omitted
House design
Planning source: Own design, adapted from architect’s drawing
What do you particularly like? Why?
Since two full floors are not permitted (which would be preferred), a granny flat was included as a cost-effective solution compared to used properties, with tax advantages and additional retirement income (I already own rental properties). Furthermore, I appreciate the thoughtful layout of the rooms, although the window in the utility room might still change (intentionally a skylight, to allow space for utility connections).
What do you like less? Why?
The roof without an overhang above the garage (due to the maximum permitted building width – adding this would reduce living space and affect all room layouts).
The staircase in the main house, although every option (see https://www.hausbau-forum.de/threads/grundrissplanung-unbedingt-vor-Beitrag-Erstellung-lesen.11714/) has been considered, and we currently prefer the existing version.
Price estimate according to architect/planner: 290,000 EUR
Personal price limit for the house, including fixtures: 320,000 EUR
Preferred heating technology: Gas
If you had to compromise, which details/features could you do without?
- Could do without: Fireplace, three-part glass elements in the kitchen, high-quality outdoor landscaping (budget should be focused on the building itself)
- Cannot do without: Garage with roof and granny flat
Why has the design ended up like this?
Due to the protected trees on site, the orientation of the plot, ideas from model home parks, and the desired natural light in every room. The granny flat intentionally has no windows facing our plot so the tenant is kept at a respectful distance despite adjacent buildings. Therefore, it also has a separate access.
Jpgs added by moderation, ypg
Attached is a revision addressing some of the partly helpful comments. In the upstairs bathroom, the drawback regarding cleaning the bathtub is certainly noticeable, but it is something we can live with. I hope the utility room is now large enough. The cloakroom will probably be located under the stairs. Whether the staircase is open or closed is currently undecided. The shower in the guest bathroom has no fixed side panels to allow easy access (the cabinet shown in front will be removed).
We would like to keep the sloping walls upstairs as they are.
What do you think?
We would like to keep the sloping walls upstairs as they are.
What do you think?
Umm... how do you intend to use the bathtub practically? And the toilet in a niche that looks less than 80cm (31.5 inches) wide. Sorry, but this bathroom is not really a bathroom; it’s just a series of bathroom fixtures lined up.
Regarding the staircase, there could be an overlap issue because the stairwell opening on the upper floor only starts after the first two or three steps on the ground floor. This can often be inconvenient for people taller than 170cm (5 ft 7 in) when going downstairs.
Maybe you’ll realize that simply shifting a wall a little bit is not enough.
Regarding the staircase, there could be an overlap issue because the stairwell opening on the upper floor only starts after the first two or three steps on the ground floor. This can often be inconvenient for people taller than 170cm (5 ft 7 in) when going downstairs.
Maybe you’ll realize that simply shifting a wall a little bit is not enough.
Posting something meaningless again out of ignorance—I’ll use my time more wisely and no longer respond here. The entire post can be deleted if you wish, dear admins.
For those who would have liked a response:
Toilet width is 1 m (3.3 ft). See the attached stairs. The bathtub is not meant for baking pizza. I fill it with water, step onto the opposite sinks, squeeze myself through the new wall between ceiling and wall, drop into the shower, and then get into the tub to enjoy the view of the oak trees in front of the house.
For those who would have liked a response:
Toilet width is 1 m (3.3 ft). See the attached stairs. The bathtub is not meant for baking pizza. I fill it with water, step onto the opposite sinks, squeeze myself through the new wall between ceiling and wall, drop into the shower, and then get into the tub to enjoy the view of the oak trees in front of the house.
Toilet niche really 100 cm wide?
I calculated about 80 cm (32 inches) proportionally. The wall on the left was originally 357 cm (140 inches) according to the floor plan... I assume it still is.
And I don’t understand your comment about the bathtub at all. Try simulating your bathtub situation; something like that might be done in older buildings where it’s impossible to change existing drains and such, but definitely not in new construction.
Unfortunately, no attachment included.
I calculated about 80 cm (32 inches) proportionally. The wall on the left was originally 357 cm (140 inches) according to the floor plan... I assume it still is.
And I don’t understand your comment about the bathtub at all. Try simulating your bathtub situation; something like that might be done in older buildings where it’s impossible to change existing drains and such, but definitely not in new construction.
google80 schrieb:
Stairs see attachment.
Unfortunately, no attachment included.
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